Broken Arrow City Council
Meeting Date: 05-03-2016
To: Mayor and City Council Members
From: Development Services Department
Title:
title
Consideration, discussion and possible approval of BACP 151, Cottages at Aspen Park, 18.94 acres, Levels 2 and 6 to Level 3, east of Aspen Avenue and one-quarter mile north of Kenosha Street
End
Background:
Applicant: Jeff Ramming, Architects Collective
Owner: Aspen Land Development
Developer: Case and Associates
Architect: Architects Collective
Location: East of Aspen Avenue and one-quarter mile north of Kenosha Street
Size of Tract 18.94 acres
Number of Lots: 1
Present Zoning: R-3/CH/PUD 118B
Comp Plan Present: Level 2 (Urban Residential) and Level 6 (Regional/Employment Nodes)
Comp Plan Prop: Level 3 (Transition)
BACP 151 is a request to change the Comprehensive Plan designation on an 18.94-acre undeveloped tract from Levels 2 and 6 to Level 3. The property, which is located east of Aspen Avenue and one-quarter mile north of Kenosha Street, is presently part of PUD 118B with an underlying zoning of R-3 (Single-family Residential) and CH (Commercial Heavy). Applicant is seeking the Level 3 designation as part of a project that proposes to construct up to 340 multifamily housing units on 18.94 acres. This request is by the same applicant and developer associated with BACP 91, a similar request that was approved by the City Council on October 1, 2007, and resulted in the construction of the Villas at Aspen Park apartments to the north.
The property associated with BACP 151 was platted in 2005 as part of Aspen Park Village. This plat, however, is no longer applicable to what is being proposed with BACP 151.
DRAFT PUD SUBMITTED WITH BACP 151
As was done with BACP 91, a draft PUD has been submitted with BACP 151. The draft PUD is for informational purposes only. The underlining zoning on the 18.94 acres associated with the draft PUD is proposed to be changed from R-3 and CH to RM. The remaining portion of PUD 118B will remain unchanged. The draft PUD proposes up to 340 dwelling units for a density of 17.95 dwelling units per acre. The maximum height of the buildings is requested to be 45 feet and three stories. A free-standing tower for project signage in the vicinity of the clubhouse on the west side of the property is requested to be 50 feet in height. The buildings adjacent to the Rockwood West Addition to the east, however, will be no more than two stories and 30 feet to the highest roof ridge. In addition, the east side of the two story units next to the Rockwood West Addition will contain at least 65 percent brick and will have no window openings towards the east.
Access to and from the development will be provided by the two existing access points to Aspen Avenue. No changes to the access provisions of PUD 118B to Aspen Avenue are being requested. Access to the interior drives will be gated. There is one point of access to Redbud Avenue. At the Planning Commission meeting, the applicant acknowledged that the access point to Redbud Avenue will be a locked gate that will be used only for emergency purposes.
According to the FEMA maps, no part of the property is located within the 100-year floodplain. On-site stormwater detention will be required. While none of the property is located in a 100-year floodplain area, there are a multitude of high-pressure pipelines that cross the property, which make the development of this property challenging.
The Planning Commission in their meeting of April 14, 2016, reviewed and unanimously (5-0 vote) recommended that BACP 151 be approved. Five people spoke and expressed concerns regarding stormwater runoff and traffic concerns. The applicant agreed at the meeting to limit access to Redbud Avenue to emergency access only.
Cost: $0
Prepared By: Farhad K. Daroga, City Planner
Reviewed By: Assistant City Manager-Operations
Legal Department
Approved By: Michael Spurgeon, City Manager
Attachments: Planning Commission fact sheet 04-14-2016
Case map
Aerial
Case history map - BACP 91
Draft PUD, conceptual site plan, and elevations
Information from applicant
Aspen Park Village Plat
Recommendation:
Approve BACP 151 as recommended by the Planning Commission and Staff.
FKD: BDM